1. NORTH 40 SPECIFIC PLAN Advisory Committee Meeting #6 November 3, 2011

2. Agenda  Welcome/Expectations  Specific Plan – Optional Approaches  Revised Land Use Summary  Building Heights  Next Steps

3. SPECIFIC PLAN – OPTIONAL APPROACHES

4. Specific Plan Elements:  Introduction, background and relationship to Town documents  Vision  Land use  Development standards  Circulation/Mobility  Infrastructure and public facilities  Implementation  Administration Levels of Detail High Medium General

5. High Level of Detail Includes the elements listed under typical Specific Plan above as well as:  Vision description, illustrations, images  Detailed site plan  Street design and locations  Building footprints  Landscaping plan  Architectural building elevations  Land uses:  Proposed number of residential units  Proposed square footages per use  Height maximums (can customize per district, per use, per location)  Development standards (heights, setbacks, percentage of open space, etc.)

6. Advantages and Disadvantages Advantages  Comprehensively planned  Town and Council know what to expect  Plan implemented consistent with PC/TC’s conceived vision  A developer knows what to expect  No or minimal additional environmental analysis for each future application  Thorough technical analysis = clear project impacts / necessary mitigation  Allows for a detailed phasing plan Disadvantages  Need a developer to control all/most parcels  Difficult to finance (architecture before approved zoning)  Time intensive Specific Plan process  Requires a SP amendment each time buildings change

7. Medium Level of Detail Includes the elements listed under typical Specific Plan as well as:  Vision description, illustrations, images  Land uses:  Ranges of number of residential units  Ranges of square footages per use  Height maximums (can customize per district, per use, per location)  Development standards (can customize per district, per use, per location)  Architectural design guidelines  Conceptual street designs and locations

8. Advantages and Disadvantages Advantages  Comprehensively planned  Town and Council control for important aspects – i.e. height and density  Gives future landowners and developers a defined framework for applications  Amendments not needed for each small building change  No or minimal additional environmental analysis for each future application  Provides architecture guidance and height parameters, but allows for future review Disadvantages  More time intensive at the Specific Plan process  Could require more amendments than the general level of detail plan

9. General Level of Detail Includes the elements listed under typical Specific Plan as well as:  Goals and policies  Vision statement  Land uses  Land use map (no concept plan)  Maximum residential units  Maximum square footages allowed  General development standards and guidelines

10. Advantages and Disadvantages Advantages  Faster and less expensive  Defers significant Town Council/community input to project application stage Disadvantages  Piecemeal development may occur – results in lack of “sense of place”  Require separate Planned Development applications  Supplemental environmental analysis required  Less teeth/control in the document  Less Town Council/community/developer front-end clarity  Limited understanding of potential impacts/required mitigation  Limited ability to control phasing

11. DISCUSSION SP Levels of Detail High Medium General

12. REVISED LAND USE SUMMARY

13. Potential Residential Types to Include in Specific Plan  Small lot single family  Townhouse  Multi family  Mixed-use

14. Specific Plan Land Use Table UseExamplesRanges COMMERCIAL Sq. Footage For Each Land UseCategory Sit Down RestaurantSit-down: Small to large 60,000-90,000 80,000 Destination Anchor Retail 50,000-125,000 90,000 sq. ft. Department store, appliances, electronics, general merchandise 50,000-160,000 Destination Major Retail Tenant 18,000-50,000 sq. ft. Electronics, sporting goods, appliances 50,000-150,000 Destination Flagship Retail 10,000-25,000 sq. ft. Housewares, apparel, furnishings, sporting goods 75,000-100,000 Destination Retail (In-Line) 2,000-10,000 sq. ft. Apparel, shoes, personal care 60,000-90,000 Neighborhood- Retail (In-line) 800-3,000 sq. ft. Service oriented, café-type food service 10,000-25,000 Grocery or Specialty Market Market Hall, single store or multiple vendor 25,000-40,000 Office 70,000-100,000 162,000 Hotel 100,000-150,000 Conference 10,000-20,000 Health Club 25,000-30,000 EntertainmentCinema with dining 40,000-50,000 Live EntertainmentMusic, comedy club, live theater 10,000 25,000-30,000 RANGE OF TOTAL SQ. SF. 435,000 – 535,000 sq.ft. new construction RESIDENTIAL UNITS Total Units 550 - 750 - 690

15. Retail (Single-Use) Review Options  Over 50,000 SF - Conditional Use Permit Or  Over 75,000 SF - Conditional Use Permit SF = Gross square footage

16. BUILDING HEIGHTS

17. Perspective Views

21. Example Tools for Regulating Building Form Commercial Development  No front setback required  5 ft maximum front setback - Up to 20 ft setback may be granted by staff to accommodate outdoor dining, small plazas, courtyards, or similar features  Different tools to vary the massing

22. Example Tools for Regulating Building Form Residential  20 ft setback to garage  15 ft setback to street- facing façade  Balcony, deck, porch may project into setback a maximum of 6 ft

23. Height Diagram

24. Next Steps  Study Parameters  Prepare technical analysis (view analysis, traffic, noise…) to facilitate better decision making to guide the Specific Plan process  Town Council and Planning Commission Update – January 9 th  Specific Plan  EIR